Land South East of Back Lane - Copdock & Washbrook
Design and Access Statement 19.12.2020 Design and Access Statement - Old London Road - Copdock - Suffolk
The Village Sign
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Contents:
1. Introduction 1.1 Introduction 6 1.2 Purpose of the Document 7 1.3 The Site 7 1.4 Planning Context 8
2. Analysis 2.1 Analysis 12 2.2 Geographical Context 13 2.3 Historical Context 14 2.4 Social Context 17 2.5 Townscape and Architecture 18 2.6 Site Photographs 20 2.7 Constraints and Opportunities Plan 22
3. Design 3.1 Illustrative Masterplan 26 3.2 Design Rationale 30 3.3 Land Use 32 3.4 Access and Movement 34 3.5 Landscape 36 3.6 Density and Storey Heights 40 3.7 Design Development 42 3.8 Character Areas 44 3.9 Street Scenes and 3D views 46 3.10 Colour Coded Layout 48
4. Access 4.1 Affordable Housing Plan 56 4.2 Shadow Studies 58 4.3 Parking Plan 60 4.4 Transportation and Access 62 4.5 Ecology and LVIA 64 4.6 Development Design Checklist 66
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4 Design and Access Statement - Old London Road - Copdock - Suffolk 1 introduction
5 Design and Access Statement - Old London Road - Copdock - Suffolk
The Site- 9.85 ha
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1.1 Introduction
This document has been propared by Bluepencil Designs Ltd Chartered Architects, on behalf of Suffolk County Council and the Trustees of Red House Trust, with input from: Concertus Phase 2 Planning and Development ARDENT Consulting Engineers - Highways and Transport INGENT Consulting Engineers - Drainage
1.2 The purpose of this document
This document sets out the design proposals for the planning application for development of land between back Lane and Old London Road, Copdock and Washbrook. The outline application is for: the construction of 170 no. dwellings, new vehicle access, site-wide highways works, and provision of associated landscaping and amenity space (including SuDS).
This document describes the analysis of the site and its surroundings. Summaries of the technical studies which support the application, the constraints and opportunities of the site and the overall vision for the proposed development.
It also shows how pre application consultation, including a public exhibition, has helped to shape and refine the design proposals and how the design has developed in response to feedback from local resident’s and various stakeholders.
1.3 The Site
The aerial Photograph on the facing page shows the application site outlined in red and the additional allocated site area outlined in a dashed red line.
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1.4 Planning Background
The current development plan for the District consists of the Babergh Local Plan 2011-2031 Core Strategy (dated 2014) and saved policies contained in the Babergh Local Plan Alteration COPDOCK & WASHBROOK Design guidelines No.2 (dated 2006), hereafter referred to as the Adopted Local Plan.
However, Babergh District Council are working in conjunction with Mid Suffolk District Council in formulating ‘The Babergh and Mid Suffolk Joint FINAL REPORT Local Plan’, itself augmented by several January 2020 supplementary reports. The draft document (hereafter referred to as the Emerging Joint Local Plan) was, most recently, approved by the respective local authorities.
Given its current status within the Regulation 19 phase of the formulation process, it may therefore be attributed weight within the decision-making process. It is imperative to highlight here that the site is allocated within the Emerging Local Plan under Policy LA008. It proposes that the 13ha land parcel is allocated for residential development – up to 226 dwellings – with associated infrastructure.
The development plan for the Babergh District will Neighbourhood Plan also consists of ‘made’ (adopted) 2018 -2036 neighbourhood plans. Whilst not adopted the Copdock & Washbrook Neighbourhood Development Plan (CWNDP) is in the process of being formulated by Copdock & Washbrook Parish Council. They are presently situated in the Pre-Submission Draft - Regulation 14 pre-submission consultation phase, February 2020 and so may also be given weight in decision making.Nevertheless, it should be noted that Policy C&W4 of the CWNDP also allocates the site for residential development of up to 226 dwellings, subject to its proposed design being in accordance with the Illustrative Masterplan.
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Project title: Old London Road, Copdock Drawing title: Red Line Boundary Plan Date: 19.12.2020 Red Line Boundary Plan Client: Concertus Scale: 1: 1000 @ A1 Drawing reference: 19008-01 Application reference: OPA RIBA Chartered Architects
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10 Design and Access Statement - Old London Road - Copdock - Suffolk 2 analysis
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Aerial photograph of Copdock and Washbrook showing the application site outlined in red
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2.1 Analysis
The application site and its surroundings have been studied and analysed in order to fully understand the context in which the proposed new development will sit.
The analysis work has shaped the design proposals and helped to ensure that these proposals fit comfortably and appropriately in the location.
2.2 Geographical Context
Copdock is a village and former civil parish in county of Suffolk, south-eastern England. In 1961 the civil parish had a population of 399.
Copdock is 4.8 kilometres (3 miles) south-west of Ipswich. It is located on the former A12 road (now designated as the C475), which was blocked off at Whights Corner after the construction of the Public House Copdock Interchange and the A14 road Ipswich Service bypass. Station The local authority for the area is Babergh District Primary Council. On 1 April 1994 the parish was merged School with Washbrook to form the Copdock and Washbrook Parish St Peters Church It has a local primary school called Copdock Primary School and the local church is called St. Village Hall Peter’s Copdock and is a Church of England. The Best Western and Football Club The local village hall, located on the old A12, was IpswichHotel built in 1991, and is situated within the grounds of the local playing fields. Various sports clubs use the playing fields; and they are home to a thriving cricket team, Copdock & Old Ipswichian CC.
The Best Western Ipswich Hotel is located opposite the village hall.
Map showing Copdock Amenities
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2.3 Historical Context
Copdock and Washbrook is a civil parish in the Babergh district, in the county of Suffolk, England. It covers the villages of Copdock and Washbrook, as well as the hamlets of Coles Green, Mace Green and Washbrook Street. In 2006 the parish had an estimated population of 1,130.
Old maps of Copdock show it to be a small, dispersed farming village with a river at its lowest point and defined field boundaries. Old London Road separates the village, to the west, and St Peter’s Church, Copdock Hall, and the Rectory to Copdock Hall Barn the east.
Today the village of Copdock and Washbrook is still separated by Old London Road. Most of the village is to the west and the community and recreation activites are to the east.
To the south of the site is a listed building on Elm Corner, pictured top on the facing page in its current state and pictured bottom left some one hundred years ago.
St Peters Church
Cherry Cottage
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Rectory Avenue Old Elm Corner
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2.4 Social Context
Although Copdock and Washbrook are two names, they are treated as one village, with one Parish Council and one Parochial Church Council. Copdock & Washbrook may be one of the longest village names in Suffolk, but the inhabitants are proud of it, and frown upon shortenings such as Copwash or Washdock!
The village lies approximately three miles south of Ipswich just off the A12 London trunk road, and about fourteen miles north of Colchester.
There are two churches within the village, both Church of England. St Peter’s Copdock which holds services most Sundays and St Mary’s Washbrook, which is redundant and under the care of the Churches Conservation Trust, but still holds one or two services a year, and can be used for weddings under special licence.
There is a good network of footpaths which are well maintained, thanks to the Parish footpaths volunteers.
The village has its own website with details of events, village hall bookings, the Parish Council and other useful information.
The village has its own primary school to the north of the site.
Facing page: 1. Public House 2. Allottments 3. The school 4. Petrol Station 5. Rugby Club & Village hall
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2.5 Townscape and Architecture
The streets and buildings in Copdock and Washbrook are typical of a traditional, historic, rural village in this part of suffolk.
The attractive buildings are generally joined together directly fronting the street. Huntley House Roofs are generally pitched at 50 degrees with dormers and chimneys. Ridges are uneven and undulating.
The timber framed buildings have characteristic projecting jetties and gables.
Windows are mostly sash with some casement all vertically proportioned.
The timber framed pre 18th century buildings are generally rendered in smooth lime plaster of Housing on The Street pastel colours and roofed in hand made plain tiles. Painted weatherboarding is also found, mostly black painted and mostly on out-buildings and barns.
The few 18th and 19th century buildings are typically orange-red brick with tiled or slate roofs.
The focal point of the village is the tringular green with its walnut tree and bus shelter.
The village sits within a gently undulating landscape. Belstead Brook is found to the east of the village, its lowest point. Belldown View into the site from Elm Lane
View south along The Street
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Images of buildings in Copdock and Washbrook
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2.6 Site Photographs
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3 T 5 12.99 (hectares) 32.09 (acres) m L E O ' S T Site Area T 12.99 (hectares) 32.09 (acres) E Key ' S Red Line Boundary NORTH Allocation Boundary
Listed building
OHP - to be removed
Existing Trees Cherry Cottage Slope
Long Views
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Project title: Old London Road, Copdock Drawing title: Constraints and Date: 26.03.2020 Opportunities Plan Client: Concertus Scale: 1: 1000 @ A0 www.bluepencildesigns.com 22 Drawing reference: 19008-02 RIBA Chartered Practice Applic22ation reference: OPA RIBA Chartered Architects Design and Access Statement - Old London Road - Copdock - Suffolk
2.7 Constraints and Opportunities
The Constraints and Opportunities plan adjacent shows the various constraints and provides a staring point for the design opportunities.
Access The site is accessed off Old London Road. There is an emergency access on to Elm lane.
Topography The site is undulating with its lowest point at the northern most part of the site. There is a View north along London Road ‘valley’ bisecting the site from south west to north east as shown by the yellow arrows on the adjoining plan.
Views Views into the site are mostly confined to long distance views from the northeast. There are long distance vistas from within the site to the north east and to the west.
Heritage There are three listed buildings within close proximity to the site. Their settings will be protected by green zones of buffer planting.
Landscape and Ecology View into the site from Elm Lane The existing trees and field boundaries provide a landscape infrastructure which will be retained to provide biodiversity gain. This will be further enhaced by the introduction of detention basins and swales.
Surface water Drainage Detention basins and swales will be provided as part of an integrated Sustainable urban Drainge Solution (SuDS).
The Bus stop on London Road (in front of Belldown)
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3.2 Illustrative Masterplan
The Illustrative masterplan has been designed following the work carried out in connection with the Copdock and Washbrook Neighbourhood Development Plan (CWNDP) and through consultation with the Parish Council and Babergh District Council.
The plan on the facing page is for illustrative purposes only and serves to show how a layout could be designed. It proves that 226 new homes could be accommodated on the allocated site and accessed via Old London Road, with the allotments retained. It shows how the green spaces could be designed around the existing field boundaries and how all existing trees could be retained within the design. The plan shows the planning application boundary within which is 170 new homes, leaving the balance, of 56 homes, on the remainder of the site allocated (but outside the application red line).
The following pages provide various plans which together have provided a combinaton of frameworks for the illustrative layout shown.
There is also a colour-coded version of the illlustrative layout later in this document, which shows the mix of housetypes along with a schedule of house types.
The illustrative street scenes have been produced directly from the illustrative layout and show how the development could look and how the house designs take their design and material references from the analysis work at the start of this document.
In the Access chapter of the document there is an Affordable Housing Location Plan and a Parking Plan which have been created from the illustrative layout.
A 3D model of the layout was created and is reproduced at the end of this chapter.
A series of shadow studies, generated from the 3D model can be found in the Access chapter of the
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